11 The Rise, Ledwill Park, Kilcock, Naas, Co. Kildare, W23 ER2T
26 homes sold nearby. See what they went for — and what to bid on this one.
€510,000 · 3 Bed · 3 Bath · 108m² · Semi-D
Market Position
Priced Above Local Sales
At €510,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
26 closed sales nearby · 7mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €510,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €25,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €510,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€25,500
That's what overbidding by just 5% on a €510,000 home costs you — before interest.
A €19 check before a €510,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 The Rise, Ledwill Park, Kilcock, Kildare | 2026-01-20 | 110m² | |
| 22 The Green, Ledwill Park, Kilcock, Kildare | 2026-01-09 | 110m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Energy Efficiency Savings: With an A3 BER rating, this property's annual energy costs are estimated at €800-€1,200, compared to €1,800-€2,200 for D-rated properties of similar size, offering an annual saving of €1,000-€1,400.
Value Optimization: Upgrading from an A3 BER to a potential A1/A2 would incur minimal additional cost but could potentially enhance market appeal and command a slight premium, though the current A3 is already excellent.
Space Efficiency: The 108m² size with 3 bedrooms and 3 bathrooms is a well-balanced configuration for modern family living, aligning with typical demand for space and facilities.
Hypothesis: The A3 BER rating is a significant asset, projecting a 40-50% reduction in energy costs compared to older stock, suggesting that buyers are likely to factor in a premium for such efficiency, potentially offsetting the slight overpricing noted in the location premium analysis due to its long-term cost benefits.
Amenities
Commuter Convenience: While specific transport routes are not detailed for W23ER2T, Kilcock is known to be served by major bus corridors and is close to major road networks like the M4, facilitating access to Dublin city.
Local Services Access: The Ledwill Park area in Kilcock is typically well-serviced with local shops, primary and secondary schools, and healthcare facilities, enhancing day-to-day convenience for residents.
Family Focus: The proximity to local primary schools like Scoil Uí Ghormáin and secondary schools such as Maynooth Education Campus, along with parks and playgrounds, makes this an attractive location for families.
Hypothesis: Given the property's location in Kilcock, Naas, Co. Kildare, the availability of direct bus services like Dublin Bus routes 120 and the nearby train station in Kilcock provide strong connectivity to Dublin city, suggesting a buyer pool extending beyond the immediate locality, particularly for those commuting to the capital.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.